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No.Condition Text
1.The development hereby permitted may only be carried out in accordance with detailed plans and particulars which shall previously have been submitted to and approved in writing by the Local Planning Authority, showing the layout, scale, appearance and landscaping as defined in the Town and Country Planning (General Development Procedure) Order 1995 (herein after called the reserved matters). Reason: The particulars submitted are insufficient for consideration of the details mentioned and the application is expressed to be for outline permission only.
2.Application/s for approval of the reserved matters shall be submitted to the Local Planning Authority within five years from the date of this permission. Reason: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
3.The development to which this permission relates must be begun not later than the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last reserved matters to be approved. Reason: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
4.The development shall not commence and no reserved matters submissions or submissions of details to comply with conditions shall be made until a Plan is submitted to and approved in writing by the Local Planning Authority, clearly identifying the different phases of the development to which reserved matters applications and details required by condition submissions shall subsequently be made. No phase of the development shall commence until all relevant reserved matters and details prior to commencement conditions are approved in respect of that phase. Reason: To ensure that full details of the relevant phase of the development are submitted for approval.
5.All reserved matters in relation to any phase of the development (as identified in accordance with Condition 4) shall be submitted at the same time. Reason: Given the sensitive nature of the site within the Metropolitan Green Belt, it is important that all aspects of the development are considered together.
6.The further education college hereby approved shall only be first occupied by the controlling owner of Quarles Campus at Tring Gardens.   Reason - The proposed further education college is inappropriate development in the Green Belt. The very special circumstances put forward are particular to Havering College as the controlling owner of the Quarles campus and therefore no other institute should occupy the new building until the Quarles Campus has been vacated and the site cleared.
7.No phase of the development (as identified in accordance with Condition 4) shall be occupied until full details of the community use of the sports facilities, including a Community Use Scheme has been submitted to and approved in writing by the Local Planning Authority in respect of that phase. The Scheme shall include access policy, hours of use, access by non-school users/non-members, management responsibilities and include a mechanism for review. The approved Scheme shall be implemented upon commencement of use of that phase of the development. Reason: In order to ensure adequate mitigation for the loss of sports pitches, in accordance with Sport England comments.
8.The development (including all reserved matters and other matters submitted for approval pursuant to the planning conditions) shall be carried out in accordance with the development parameters as detailed in Section 5.2 of the Design and Access Statement and Drawing Nos: P1700 Parameter Plan - Footprints P1701 Parameter Plan - Building Heights No application for approval of reserved matters (or other matters submitted for approval pursuant to the planning conditions) which would entail any significant deviation from the parameters and plans shall be made unless otherwise provided for by conditions elsewhere within this permission. Reason: To ensure that the development is carried out in accordance with the plans and parameters that form the basis for the consideration of the scheme.
9.No phase of the development (as identified in accordance with Condition 4) shall commence until details of the boundary treatment to that phase of development, demonstrating compliance with an overall site strategy, are submitted to and approved in writing by the local planning authority. No phase of the relevant development site shall be occupied until boundary treatment for that phase has been provided in accordance with the approved details. Reason: To ensure a satisfactory external appearance and in the interests of creating safer places.
10.The total number of parking spaces on the site shall not exceed 506. Reason: To ensure that the total parking provided does not exceed the maximum standard, in accordance with Policy DC33 of the LDF.
11.No phase of the development (as identified in accordance with Condition 4) shall be occupied until cycle parking is provided in accordance with details previously submitted to and approved in writing by the Local Planning Authority in respect of that phase. Such cycle parking shall thereafter be retained. Reason: To ensure the development takes account on the needs of cyclists, in accordance with Policy DC33 of the LDF.
12.Any application for reserved matters shall be accompanied by a comprehensive design statement which demonstrates how the development responds to the guidance set out in paragraph 35 of PPS1 and other good practice guides referred to at paragraph 37. Reason: To ensure the ongoing provision of high quality design, in accordance with Policy DC61 of the LDF.
13.Any application for reserved matters shall be accompanied by an access statement, such statement to be approved in writing by the Local Planning Authority prior to the commencement of development of the relevant phase of the site (as identified in accordance with Condition 4). The statement shall demonstrate that all parts of the relevant phase of development, including the car parks and all external public areas, shall be designed to be accessible for all, including people with disabilities. Such details to include: How the layouts, including entrances, internal and external circulation spaces, car parking areas, directional signs, lighting levels and other relevant facilities are accessible, adaptable or otherwise accommodate those with mobility difficulties or visual impairments. Such provision to make the development fully accessible shall be carried out in accordance with the approved details and made available before each phase of the development is first occupied and thereafter maintained as such unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of the amenities of future users and visitors in accordance with the Councils policies and practice for access for people with disabilities and in accordance with the provisions of Section 76 (1), (2) of the Town and Country Planning Act 1990 and Policy 4B.5 of the London Plan (Consolidated with Alterations since 2004) published in February 2008.
14.Any application for reserved matters shall be accompanied by a sustainability statement, such statement to be approved in writing by the Local Planning Authority prior to the commencement of development of the relevant phase (as identified in accordance with Condition 4). The statement shall outline how the development will meet the highest standards of sustainable design and construction to incorporate measures identified in Policy 4A.3 of the London Plan and shall be required to demonstrate that the development will achieve Building Research Establishment Environmental Assessment Method (BREEAM) Very Good rating, or better depending on the prevailing requirement at time of submission. Prior to the commencement of any relevant phase of the development (as identified in accordance with Condition 4) a Design Stage Certificate shall be submitted to the local planning authority. The relevant phase of the development shall thereafter be carried out in full accordance with the agreed Sustainability Statement. On completion of the relevant phase of the development a Post Construction Review under the appropriate BREEAM scheme shall be submitted. Reason: In the interests of energy efficiency and sustainability in accordance with the Policy DC49 of the LDF, the Councils Sustainable Design and Construction SPD Adopted April 2009 and London Plan policies set out in chapter 4A.
15.Any application for reserved matters shall be accompanied by an Energy Statement, such statement to be approved in writing by the Local Planning Authority prior to commencement of development of any relevant phase thereof (as identified in accordance with Condition 4). The statement shall incorporate an energy demand assessment and shall detail the energy efficiency design measures and renewable energy technology to be incorporated into the final design of the development. The statement shall include details of a renewable energy/low carbon generation system for the proposed development, including consideration of the use of photovoltaics, which will displace at least 20% of carbon dioxide emissions, beyond Building Regulations requirements. The renewable energy generation system shall be installed in strict accordance with the agreed details and be operational to the satisfaction of the Local Planning Authority prior to the occupation of any relevant phase of the development. The development shall thereafter be carried out in full accordance with the agreed energy statement and the measures identified therein. Any change to the approved energy strategy shall require the written consent of the Local Planning Authority in consultation with the Mayor for London. Reason: In the interests of energy efficiency and sustainability in accordance with Policy DC50 of the LDF, the Councils Sustainable Design and Construction SPD Adopted April 2009 and London Plan policies set out in chapter 4A.
16.Prior to the commencement of any relevant phase of the development (as identified in accordance with Condition 4), a full and detailed application for the Secured by Design scheme shall be submitted to the Local Planning Authority, setting out how the principles and practices of the aforementioned scheme are to be incorporated. Once approved in writing by the Local Planning Authority in consultation with the Havering Police Crime Prevention Design Advisor, the relevant phase of the development shall be carried out in accordance with the agreed details. Reason: In the interest of creating safer, sustainable communities, reflecting guidance set out in PPS1, and policies CP17 DESIGN LBH Core Strategy DPD) and DC63 DELIVERING SAFER PLACES LBH Development Control Policies DPD, and 4B.6 (Safety, security and fire prevention and protection) of the London Plan (published February 2008).
17.Prior to the commencement of the relevant phase of the development (as identified in accordance with Condition 4) a scheme showing the details of a CCTV system to be installed for the safety of users and the prevention of crime, shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Havering Police Crime Prevention Design Advisor. No relevant phase of the development shall be occupied or used before the scheme is implemented as agreed. Reason: In the interest of residential amenity and creating safer, sustainable communities, reflecting guidance set out in PPS1, and policies CP17 DESIGN LBH Core Strategy DPD) and DC63 DELIVERING SAFER PLACES LBH Development Control Policies DPD, and 4B.6 (Safety, security and fire prevention and protection) of the London Plan (published February 2008).
18.Prior to the commencement of the relevant phase of the development (as identified in accordance with Condition 4) a scheme shall be submitted in writing providing details of how the parking provided shall comply with Secured by Design standards. Once approved in writing by the LPA in consultation with the Crime Prevention Design Advisor, the relevant phase of the development shall be carried out in full accordance with the agreed details Reason: In the interest of residential amenity and creating safer, sustainable communities, reflecting guidance set out in PPS1, and policies CP17 DESIGN LBH Core Strategy DPD) and DC63 DELIVERING SAFER PLACES LBH Development Control Policies DPD, and 4B.6 (Safety, security and fire prevention and protection) of the London Plan (published February 2008).
19.Prior to the commencement of the relevant phase of the development (as identified in accordance with Condition 4) a scheme shall be submitted in writing providing details of all external lighting to that phase, demonstrating compliance with an overall site strategy, and approved in writing by the local planning authority. No phase of the relevant development site shall be occupied until lighting for that phase has been provided in accordance with the approved details. Reason: In the interests of residential and visual amenity, security and biodiversity.
20.Prior to the occupation of the relevant phase of the development (as identified in accordance with Condition 4), details shall be submitted of all external plant and machinery to that phase, including details of external appearance and noise information. All external plant and machinery shall be installed and maintained in accordance with the approved details. Reason: In the interests of visual amenity and in order to minimise noise disturbance.
21.No cooking of food shall take place, within a phase of development (as identified in accordance with Condition 4), unless extract ventilation equipment is installed in accordance with details previously submitted to and approved in writing by the Local Planning Authority. Reason: In order to minimise smell nuisance, in the interest of users of the site and nearby residential amenity.
22.The playing fields and multi use games areas hereby approved shall not be used and any floodlighting switched off other than between the hours of 09.00 to 21.00 hours Mondays to Saturdays and 09.00 to 18.00 hours on Sundays and Bank or Public Holidays without the prior consent in writing of the Local Planning Authority. Reason: To enable the Local Planning Authority to retain control in the interests of amenity.
23.Prior to the commencement of the relevant phase of the development (as identified in accordance with Condition 4), a landscape management plan for that phase, demonstrating compliance with an overall site strategy and including long term design objectives, management responsibilities and maintenance schedules for all landscape areas, shall be submitted to and approved in writing by the Local Planning Authority. The landscape management plan shall be implemented in accordance with the agreed details. Reason: In order to ensure a satisfactory design, layout and external appearance of the development.
24.Prior to the commencement of the relevant phase of the development (as identified in accordance with Condition 4), a scheme for the ecological enhancement and management of suitable open areas within that phase, demonstrating compliance with an overall site strategy, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the proposed details. Reason: In order to ensure protection and enhancement of biodiversity, in accordance with Policy DC58 of the LDF.
25.Prior to the commencement of the relevant phase of the development (as identified in accordance with Condition 4), a scheme for the conservation of bats and mitigation against the impacts of the development shall be submitted to and agreed in writing by the Local Planning Authority. Such details as are agreed shall be implemented in full. Reason: In order to ensure protection and enhancement of biodiversity, in accordance with Policy DC58 of the LDF.
26.Prior to the first occupation of the relevant phase of the development (as identified in accordance with Condition 4), a parking management and allocation scheme for that phase shall be submitted to and approved in writing by the local planning authority. Reason: In the interests of ensuring adequate provision of parking for the whole development, in accordance with Policy DC33 of the LDF.
27.No phase of development (as identified in accordance with Condition 4) shall take place until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. Reason: To prevent the increased risk of flooding, to improve and protect water quality and to improve habitat and amenity.
28.No individual phase of development (as identified in accordance with Condition 4) shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme for investigation which has been submitted by the applicant and approved by the Local Planning Authority. The development shall only take place in accordance with the detailed scheme pursuant to this condition. The archaeological works shall be carried out by a suitably qualified investigating body acceptable to the Local Planning Authority. Reason: Significant archaeological remains may survive on the site. The planning authority wishes to secure the provision of archaeological investigation and the subsequent recording of the remains prior to development, in accordance with the guidance and model condition set out in PPG16.
29.No development on the relevant phase of the site (as identified in accordance with Condition 4) shall take place on the site until fencing has been erected, in a manner to be agreed in writing with the Local Planning Authority, to protect the ditch along the sites northern perimeter that is associated with the Scheduled Ancient Monument. No works shall take place north of that fence without the written agreement of the Local Planning Authority. Reason: Significant archaeological remains are known to exist along northern boundary of the site. The planning authority therefore wishes to ensure that these important remains are not impacted on by development works
30.No relevant phase of the development (as identified in accordance with Condition 4) shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the relavant construction period. The Statement shall provide for: i. the parking of vehicles of site operatives and visitors ii. loading and unloading of plant and materials iii. storage of plant and materials used in constructing the development iv. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate v. wheel washing facilities vi. measures to control the emission of dust and dirt during construction vii. a scheme for recycling/disposing of waste resulting from demolition and construction works Reason: In the interests of residential amenity and highway safety.
31.Prior to the commencement of any relevant phase of the development (as identified in accordance with Condition 4), the developer shall submit for the written approval of the Local Planning Authority: a) A Phase I (Desktop Study) Report documenting the history of this site, its surrounding area and the likelihood of contaminant/s, their type and extent incorporating a Site Conceptual Model. b) A Phase II (Site Investigation) Report if the Phase I Report confirms with possibility of a significant risk to any sensitive receptors. This is an intrusive site investigation including factors such as chemical testing, quantitative risk assessment and a description of the sites ground conditions. An updated Site Conceptual Model should be included showing all the potential pollutant linkages and an assessment of risk to identified receptors. c) A Phase III (Risk Management Strategy) Report if the Phase II Report confirms the presence of a significant pollutant linkage requiring remediation. The report will comprise two parts: o Part A Remediation Statement which will be fully implemented before it is first occupied. Any variation to the scheme shall be agreed in writing to the Local Planning Authority in advance of works being undertaken. The Remediation Scheme is to include consideration and proposals to deal with situations where, during works on site, contamination is encountered which has not previously been identified. Any further contamination shall be fully assessed and an appropriate remediation scheme submitted to the Local Planning Authority for written approval. o Part B Following completion of the remediation works a Validation Report must be submitted demonstrating that the works have been carried out satisfactorily and remediation targets have been achieved. d) If during development works any contamination should be encountered which was not previously identified and is derived from a different source and/or of a different type to those included in the contamination proposals then revised contamination proposals shall be submitted to the LPA; and If during development work, site contaminants are found in areas previously expected to be clean, then their remediation shall be carried out in line with the agreed contamination proposals. Reason: To protect those engaged in construction and occupation of the development from potential contamination.
32.No individual phase of development (as identified in accordance with Condition 4) shall be occupied unless a Travel Plan for that phase has been submitted to and agreed in writing by the Local Planning Authority. The plan shall include measures to reduce private vehicular trips and proposals for monitoring progress, including a timetable for its implementation and review. The agreed Travel Plan shall remain on force permanently and implemented in accordance with the agreed details. Reason: To help bring about a reduction in private car journeys and to minimise the potential for increased on street parking in the area
33.No individual phase of development (as identified in accordance with Condition 4) shall take place until details of the servicing (deliveries and refuse collection) of that phase are submitted to and approved in writing by the Local Planning Authority. Servicing shall take place in accordance with the approved details. Reason: To ensure a satisfactory layout and in the interests of highway safety.
34.No individual phase of development (as identified in accordance with Condition 4) shall take place until a scheme for the retention and protection of trees during construction of that phase is submitted to and agreed in writing by the Local Planning Authority. Such scheme shall contain details of the erection and maintenance of fences or walls around the trees, details of underground measures to protect roots, the control of areas around the trees and any other measures necessary for the protection of the trees. Such agreed measures shall be implemented and /or kept in place until the approved development is completed to the satisfaction of the Local Planning Authority. Reason: To protect the trees on the site
35.No construction works or deliveries into the site shall take place other than between the hours of 08.00 to 18.00 on Monday to Friday and 08.00 to 13.00 hours on Saturdays unless agreed in writing with the Local Planning Authority. No construction works or deliveries shall take place on Sundays, Bank or Public Holidays unless otherwise agreed in writing by the Local Planning Authority. Reason: To protect residential amenity, and in order that the development accords with the Development Control Policies Development Plan Document Policy DC61.
36.No individual phase of development (as identified in accordance with Condition 4) shall take place until details of green roofs and walls for that phase are submitted to and approved in writing by the Local Planning Authority. Green roofs/walls shall be provided in accordance with the approved details. Reason: To prevent the increased risk of flooding, to improve and protect water quality and to improve habitat and amenity.
37.No individual phase of development (as identified in accordance with Condition 4) shall be occupied until a scheme for signage and wayfinding for that phase, demonstrating compliance with an overall site strategy, is submitted to and approved in writing by the Local Planning Authority. The scheme, as approved, shall be implemented prior to the occupation of that phase of the development. Reason: In order to achieve a satisfactory layout for users of the site.
38.INFORMATIVES: 1. REASON FOR APPROVAL: This decision to grant planning permission has been taken: (i) having regard to Policies CP8, CP9, CP10, CP14, CP15, CP16, CP17, CP18 of the LDF Core Strategy Development Plan Document; Policies DC18, DC26, DC28, DC29, DC32, DC33, DC34, DC35, DC36, DC40, DC45, DC46, DC48, DC49, DC50, DC51, DC55, DC56, DC58, DC59, DC60, DC61, DC62, DC63, DC67, DC69, DC70, DC71 and DC72 of the LDF Development Control Policies Development Plan Document; Policies 3A.18, 3A.24, 3A.25, 3D.9, 3D.14, 3D.15, 4A.1, 4A.3, 4A.4, 4A.6, 4A.7, 4A.11, 4A.13, 4A.14, 4B.1, 4B.2, 4B.5, 4B.12, 4B.15 of The London Plan (Spatial Development Strategy for Greater London) 2008 and PPS1 'Delivering Sustainable Development', PPG2 Green Belts, PPS9 Biodiversity and Geological Conservation, PPG13 'Transport', PPG15 Planning and the Historic Environment, PPG16 Planning and Archaeology, PPS22 Renewable Energy, PPS25 Development and Flood Risk. (ii) for the following reasons: (A) The proposal is inappropriate development in the Green Belt, but the very special circumstances in this case clearly outweigh the harm to the Green Belt. The very special circumstances in this case are: a) The proposed Learning Village would fulfil the aims and objectives of the Councils regenerative plans for the Harold Hill Area and Ambitions project to achieve excellence in education and learning; b) There is no suitable alternative site in the Harold Hill area to provide a learning village. c) Taking into account the current Quarles Campus nearby, by ensuring the demolition of buildings on the Quarles Site there would be no overall increase in footprint in the Green Belt. (B) The proposed development is considered to suitably mitigate the loss of a playing field through new sports provision and community use. The parameters set as part of the outline scheme would, subject to subsequent detailed submissions, result in a development which could achieve suitable high quality design and landscape and would have an acceptable visual impact. The proposed development would cause no significant adverse material impact upon the free and safe flow of traffic within the locality. The proposal meets the objectives of national, regional and local policies by being a sustainable development. The proposal would have limited impact on residential amenity. Whilst the proposed development would have some impacts in terms of increased activity, these are considered within acceptable limitations. For a full copy of the report written, please visit the planning pages of the Councils website at www.havering.gov.uk/planning 2. In relation to Condition 27 - The development of this site is likely to damage archaeological remains. The applicant should therefore submit detailed proposals in the form of an archaeological project design. The design should be in accordance with the appropriate English Heritage guidelines. 3. Details required in relation to biomass application: Where the use of biomass is proposed, the biomass boiler must be certified as an exempt appliance in accordance with the Clear Act 1993. A list of exempt appliances can be found at: http://www.uksmokecontrolareas.co.uk/appliances.php Efforts should be made to ensure the biomass boiler be one of the lowest emitting models available on the Governments Exempt Appliance list at the time of installation. The following information should also be provided: * The make, model and thermal capacity of the biomass boiler and details of the additional abatement technology that has been investigated for fitment to reduce air pollution emissions. What reductions in emissions will this produce? * The type, height and location of the chimney * Information on the fuel, fuel feed system, the fuel supply chain and the arrangements that have been investigated to secure fuel * A breakdown of emissions factors for NOX, particulates and any other harmful from the biomass boiler. * An assessment of the impact of the emissions to ground level concentrations and any additional impact to surrounding buildings/structures. It would be most helpful if the results of dispersion modelling were presented on a map.
39.Statement Required by Article 31 (cc) of the Town and Country Planning (Development Management) Order 2010: No significant problems were identified during the consideration of the application, and therefore it has been determined in accordance with paragraphs 186-187 of the National Planning Policy Framework 2012.